Planning & Development

From INSITEISSUE 7 | SUMMER 2019

BUILD TO RENT | MENTAL WELLBEING | COASTAL DEPRIVATION

THE FUTURE OF MODULAR CONSTRUCTION

New manufactured pods are taking the leisure industry by storm. We consider the potential impact on development and affordable housing

PLANNING FOR RURAL HOUSING | DRIVERLESS CARS | NEW TOWN DELIVERY Planning & Development INSITE Welcome 3

ISSUE 7 | SUMMER 2019 Editorial CONTENTS Penny Norton WELCOME Carter Jonas planning and development specialists Marketing & Production Welcome back to Planning & Head of commerical and Development Insite TOP 10 PROVIDING FOR CYCLING P&D marketing Kate Valentine We highlight some of the While protected bike routes 04. 20. Art & Design Welcome to our seventh issue. Over the predicted changes likely to impact are increasing, they remain Head of graphic design, next 34 pages we talk trends, apprehension, planning and development in the disconnected. We reflect on why Laura Gale inspiration and legislation. We look to next 12 months Graphic designers, Amanda Franklin and Maree Cook the future with driverless cars, modular Thank you to our content contributors construction and new town delivery. Katy Lock, TCPA; Brian Berry, We deliberate the present with planning Federation of Master Builders; NEW TOWN DELIVERY MENTAL WELLBEING Cressida Curtis, British Land; Tim concerns for rural housing and the current Katy Lock of the TCPA reflects on Mental ill-health is a spiralling Breitmeyer, CLA; Jon Bootland, crisis around seaside towns. Also, we look Passivhaus Trust 06. whether new ideas are required to 22. issue in modern day society. We to learn from the past, reflecting on failures Photography to maintain mental wellbeing and energy- resolve the housing crisis consider how our industry can play Aurélien Langlais its part in resolving the problem efficient homes, considering how we can Thank you to all that contributed improve the situation for forthcoming external photography TCPA, British Land, The Future Bureau generations. In this issue, we have had more

CONTACTS contributors than ever before. The TCPA, DRIVERLESS CARS COASTAL DEPRIVATION the Federation of Master Builders, British The rise in autonomous vehicles is Fewer people are visiting the Planning 10. 26. London, Nick Taylor Land, the CLA and Passivhaus Trust have all inevitable. We consider the urban British coast than ever before, +44 (0)20 7016 0733 put forward thought-provoking opinions to design transformation needed we review the emergency measures Cambridge, Colin Brown +44 (0)1233 326826 drive discussion. Thank you to all who have the government has pledged Oxford, Steven Sensecall contributed to this edition of Planning & +44 (0)1865 297705 Development Insite; I speak on behalf of my Leeds, Simon Grundy +44 (0)113 203 1095 whole division when I say we are very proud BUILD TO RENT MANUFACTURED PODS Development to produce this publication and continue to In a short space of time, The holiday industry is changing London, James Bainbridge analyse the ever-important topics that arise 12. 28. +44 (0)20 3733 5711 within our fascinating industry. I really hope the private rented sector has with the introduction of luxury Cambridge, Mathew Forster radically changed. We look at the pods sited in locations specified by +44 (0)1233 326540 you enjoy reading on. Oxford, Emma Jewson future of the Build to Rent model their guests +44 (0)1865 404463 Leeds, John Webster +44 (0)113 203 1063

Strategic Land PERMITTED DEVELOPMENT PLANNING FOR RURAL Robert Smith +44 (0)20 7016 0734 RIGHTS HOUSING 14. Chief executive of the Federation 32. Tim Breitmeyer, president of the Masterplanning Johnny Clayton of Master Builders, Brian CLA, reflects on the failure of the +44 (0)20 7518 3226 Berry, analyses the impact planning system to assess rural of the increase in permitted housing development rights

Carter Jonas LLP, One Chapel Place, MEET OUR TEAM PASSIVHAUS QUESTIONS London W1G 0BG Our London development team The focus going forward has to 020 7518 3200 16. 34. [email protected] talk favourite pubs, dream be on energy-efficient homes. Jon carterjonas.co.uk

dinner guests and embarrassing Bootland, chief executive of the To keep up to date with all our office moments Passivhaus Trust, tells us more news, follow us on twitter: @CarterJonas

James Bainbridge Head of Planning & Development Planning & Development INSITE Top 10 5

WHAT ARE THE TOP 10 The political future has never looked What are your thoughts? so uncertain. So, ignoring Brexit and its Tweet us @carterjonas FUTURE CERTAINTIES IN AN implications, we consider some of the #CJinsite changes likely to impact on planning UNCERTAIN FUTURE? and development this year.

A REFORM OF DEVELOPER CLARIFICATION ON STANDARD A NEW FUTURE HOMES CONTINUING INITIATIVES TO 01. CONTRIBUTIONS HOUSING TESTS 06. STANDARD SAVE THE HIGH STREET The Government has announced plans 03. The last revision of the NPPF stated that Set to be introduced by 2025, the new 09. The demise of the high street to reform developer contributions, local authorities may use an alternative to standard is intended to future-proof continues to generate reviews and lifting the pooling restriction for S106 the Government’s standard method when new build homes with low carbon recommendations, the latest being the receipts, indexing CIL rates to track strategic policies are produced. This has now heating and ‘world-leading levels of Ministry of Housing, Communities and the value of development more closely, been clarified, with the Ministry of Housing, energy efficiency’. Local Government’s High Streets and removing restrictions on Regulation Communities and Local Government stating Town Centres in 2030, which recommends 123 lists, and clarifying that local that planners may use the standard method FURTHER CHANGES a ‘comprehensive review of planning authorities may charge for monitoring only when calculating land supply for appeals. TO PERMITTED as it pertains to the high street’. Their S106 planning obligations. 07. DEVELOPMENT RIGHTS recommendation moves to accelerate ANOTHER MOVE TO SPEED Despite a highly contentious the process of compulsory purchase A COMMITMENT TO UP DECISION MAKING consultation, a raft of policy changes orders, update the town centre first 04. policy, ‘a complete overhaul and rewrite’ 02. HOUSING DIVERSITY A green paper to ensure faster decision-making in relation to permitted development Letwin’s Review of Build Out Rates within the planning system will be published rights has been announced. Future of use classes, and a restriction on the has received a Government response. later this year. Drawing on the Rosewell rights are likely to include the upwards use of permitted development rights. The review called for statutory powers Review, the Accelerated Planning Green extension of existing high street for councils to acquire sites at ten Paper is due to address how greater capacity, buildings for residential use. ONE MORE REPORT times their existing use value, a ‘new capability, performance management and 10. The Government’s Future of Mobility: planning framework’ for large sites, procedural improvements can accelerate BIODIVERSITY TARGETS Urban Strategy is on its way. The report and formation of an expert committee the planning process. FOR NEW DEVELOPMENTS will respond to the significant changes to arbitrate on the housing mix of 08. Following a DEFRA consultation, in transport technology, specifically developments. The housing secretary NEW GARDEN TOWNS CONFIRMED the Government has announced the growth in electric and self-driving has promised to publish additional 05. New communities, which are intended to that future developments must vehicles and advances in data and planning guidance potentially provide 73,000 new homes, have demonstrate biodiversity initiatives internet connectivity. on housing been confirmed. £3.7 million was awarded to such as green corridors, tree planting diversification, Grazeley Garden Settlement in Berkshire, or local nature reserves. Exemptions and to accelerate Hemel Garden Communities in Hertfordshire, may be made in the case of permitted growth, but Tewkesbury Ashchurch Garden Community development and brownfield sites. stopped short in Gloucestershire, and Meecebrook in Stafford. of committing Also, Easton Park, North Uttlesford and to land value West of Braintree, all located in Essex, have all capture. received funding. Planning & Development INSITE New town delivery 7

ARE NEW

When, in April 2019, the Government announced the IDEAS locations of five new garden towns, totalling almost 65,000 new homes, the housing crisis potentially moved a step closer NEEDED to being resolved. Planning & Development Insite spoke to Katy Lock, projects & policy manager of garden cities and new towns at the Town and IN THE Country Planning Association (TCPA), about how these can DELIVERY successfully be delivered.

Our original 32 new towns delivered through the New Towns Act, provided homes for 2.8m people, that’s 4.3% OF NEW of UK households. Cynicism about concrete cows and roundabout cities aside, new towns are generally popular, diverse, healthy places in which to live, TOWNS? and continue to flourish. The New Towns programme drew on many of the original garden city principles established by Ebenezer Howard in 1898, but the new towns were on a much larger scale and delivered by public sector development corporations rather than the private sector. The Town and Country Planning Association (TCPA) is the greatest advocate of the Garden City movement and Katy Lock is responsible for simultaneously conserving and updating Howard’s ideology. The organisation’s research has concluded that today’s new communities should Planning & Development INSITE New town delivery 9

NEW TOWNS “NEED LOCAL LEADERSHIP WHICH resolving the housing crisis,” explains longer timescale, than building consistency – consistency of leadership, Katy. “The All-Party Parliamentary infrastructure. A town is not consistency of principles and through- Group on New Towns has been built in one go, but grown over thinking across generations.” TRANSCENDS fundamental in communicating the several decades.” _Katy Lock has over 18 years’ experience benefits, and its membership from “The Government has also shown in planning and environmental practice across parties provides some an intention to extend permitted with particular expertise in policy POLITICAL political consistency.” development rights even further development, analysis and thought “Having identified the need, the to reach its housing targets more leadership in relation to new communities, CYCLES Government must now focus on quickly. Creating new towns based housing, green infrastructure, urban planning and delivery. This means on the ultimately democratic garden design and sustainability. consistency in commitment. To cities principles is an opportunity get the private sector on board, the to deliver new homes at speed, but ” proposition must be de-risked and free crucially deliver high quality and combine the principles of the garden “The garden city principles remain from political interference. New towns inclusive places at the same time. But city movement with the highly effective as relevant today as they were a need local leadership which transcends it requires a strategic approach and delivery mechanisms of the post war century ago,” says Katy. “From Garden political cycles.” long-term, joined-up thinking. We New Towns, updated for the twenty- Suburbs through to post-war new Much of the current debate is need a national spatial plan within first century and learn lessons – good towns, communities created on these focussed on the best legislative vehicle which government identifies areas of and bad – from the past. principles have stood the test of time. to allow delivery. The TCPA firmly search and supports local authorities So, when the Government They offer high quality lifestyles that believes that, with small modifications, to work together to identify scale and announced its interest in ‘garden promote wellbeing, a wide range the New Towns Act 1981 is the best location. A modernised New Towns communities’, including proposals to of employment opportunities and route. “We could use the current New Act can then be used to designate create five new garden towns in the cultural services, an appropriate mix Towns legislation,” says Katy. “But and deliver through modernised Oxford-Cambridge Corridor, it fell of house types and tenures, walkable, there need to be safeguards in place development corporations.” to Katy to convince officials that the treelined streets and high-quality and stronger requirements for public “These garden towns will ‘garden’ prefix was much more than a design, while also promoting access participation in the process. Currently evolve and flourish only if there is cliché, and to promote the principles to nature and opportunities there are no statutory obligations on that were successfully pioneered at for biodiversity.” development corporations in relation to Letchworth, Milton Keynes So, can our increasingly shaky sustainable development, good design and elsewhere. political system provide the long- or climate change. As development term support essential to the roll- corporations are not defined in law out of these new towns? With as local planning authorities, they are the increasingly rapid turnaround not covered by the provisions of the THE of housing ministers, is there the Planning and Compulsory Purchase political appetite to see the ideas Act 2004.” “GOVERNMENT through, or will these new towns A number of alternative suggestions simply follow the path of the eco have been made to deliver large-scale MUST NOW FOCUS town, trumpeted by one government, growth, including the 2008 major then swiftly chewed up and spat out infrastructure planning regime. The ON PLANNING by the next? TCPA is not in favour of this route: “There is a recognition across “The complexity of creating a Government that new communities whole new town is such that there AND DELIVERY have an important part to play in is much more to do, over a much ” Planning & Development INSITE Driverless cars 11

Currently, 25% of an average street is crossings. In fact, GPS technology An interesting debate is taking place dedicated to the storage of cars; central may one day remove the need for about the future of public transport. London alone has an estimated 8,000 traffic lights and dedicated Many believe that public transport hectares of parking space and it has crossings altogether. as we know it will cease, just as Uber ARE been estimated that, in 15 years, 90% has threatened the traditional taxi, so of all current parking spaces will “GPS TECHNOLOGY autonomous vehicles could undermine be eliminated. MAY ONE DAY existing mass transit models. DRIVERLESS Another significant change to the REMOVE THE NEED On the other hand, buses and built environment will be the absence FOR TRAFFIC LIGHTS” trains, themselves free of drivers, could of car-related services. In the age of the become cheaper, and the potential for CARS ABOUT electric car, fuel stations will become A reduction in air pollution, traffic autonomous vehicles to integrate with redundant, releasing prime sites for jams, signage, parking – even roads transport hubs could mean a revival in redevelopment. In place of petrol themselves – has enabled future public transport. In fact, the distinction TO DRIVE stations, but requiring substantially forecasters to paint an image of a between public and private transport less space, we will see a rise of electric walker’s paradise. may cease to exist. refuelling points and induction pads, Currently, a large proportion of any potentially with solar panels or wind commercial development (usually at “IN THE AGE OF CHANGE? turbines to generate power. basement level) is used for employee THE ELECTRIC CAR, Our roads are currently built for or visitor parking. Similarly, scheme FUEL STATIONS WILL vehicles driven by people. Motorways densities are always governed by the BECOME REDUNDANT” bend to reduce the risk of drivers need to provide requisite parking. With snoozing at the wheel, while in an urban the benefit of additional land and the The start of the autonomous vehicle setting, roads must remain reasonably lack of constraints, buildings – both old could result in considerable urban sprawl, Bill Gates once said, “We always straight at junctions to prevent crashes and new – could become considerably with fast and efficient travel enabling overestimate the change that at blind corners. If those factors were more efficient. High density easy access into city centres, and areas will occur in the next two years taken out of the equation, our road developments, so often thwarted with larger homes and green spaces. and underestimate the change layouts could look very different. by the fear of congestion, could be Alternatively, faster and more efficient that will occur in the next ten Furthermore, sound walls, rumble strips increasingly common. Potentially our transport, coupled with the ability to years.” Regarding the inevitable and buffers will become a thing of the cities could riser higher and become work, socialise or relax while travelling, rise of the autonomous vehicle, past, as will those barriers that appear, more compact. could convert remote locations into this is timely advice. uninvited, just as a car approaches a Similarly, no longer will people’s commuter towns. The potential impact Within just five years, the first partially interesting view. homes require a garage, driveway or on land values and house prices is a driverless cars are expected to be parking area. This could transform a fascinating one. available, and within decades it is “THE DISTINCTION substantial amount of existing housing So many questions remain. Will our anticipated that our lives will be BETWEEN PUBLIC stock, with garages converted into cities become denser, or will urban sprawl transformed by a proliferation of small AND PRIVATE additional bedrooms, rental properties proliferate? Will pubic transport cease to pods, transporting us swiftly from TRANSPORT MAY or studios. Those planning new exist, or become integral to our lives? Will home to work. It is thought that most CEASE TO EXIST” housing developments with a view to road use become more efficient, or will the autonomous vehicles will be rented, completion beyond 2030 could give new-found ease result in us making more Uber-like, and available on-demand. At present, the average road can some thought to creating front gardens trips than previously? Will the ability The potential changes to urban design accommodate 2,000 cars per hour. That in place of driveways, increasing density to super-commute remove north/south are considerable. number could increase to 3,500 due to and perhaps removing garages divides, or the increased attraction of city With an increase in on-demand greater efficiency, the absence of parked from plans. living lead to a decline elsewhere? Will the vehicles, the need for car parks will cars and the fact that autonomous The lack of emissions from all- urban environment become a pedestrian’s decline substantially. Where parking is vehicles can drive bumper-to-bumper. electric autonomous vehicles, coupled heaven, leading to healthier, happier lives required, it need not be in the vicinity of Consequently we may need fewer roads, with the end of our inefficient driving – or will we cease to walk at all? the user, but in areas of low land values, which, since driverless cars will move practices are estimated to decrease air Many of these questions will be and with no requirement for human with greater precision than human- pollution caused by vehicle emissions answered through policy, which is access. Researchers have calculated that driven vehicles, could also be narrower. by an incredible 60%. It is thought that, why the planning industry must think such a space could accommodate 87% Assuming that driverless cars bring in the future, many more people will ahead, to ensure that what many might more autonomous vehicles than increased safety, pedestrians could gain be encouraged to live in cities, still consider simply a change to our conventional cars. the freedom to cross the streets as it reversing the current trend for driving habits, genuinely benefits our suits them, rather than at specified counter-urbanisation. built environment. Planning & Development INSITE Build to Rent 13

The product has evolved rapidly to fact that restrictive covenants can construction, panelised systems and meet the needs of an expanding limit a scheme’s potential for future even 3D printing are being incorporated market, offering an ever-increasing growth, the PPG puts in place means into BTR schemes. This satisfies the range of services, from high speed by which covenants can be terminated. sustainability requirements, overcomes Built to Rent is broadband to leisure centres and It demonstrates an understanding of the issue of on-site skills shortages and car clubs, adaptable floorplans and the likely market and location of such delivers economies of scale with speedy community benefits which extend developments by stating that national build-out rates. Furthermore, modern beyond the scheme itself. BTR space standards need methods of construction (MMC) has has been successful in attracting not apply.” the benefit of creating a flexible product significant investment, delivering which can be adapted by its user much needed units at speed, THE SUCCESS OF over time.” here to stay creating greater security for tenants, Considering the significant “BTR DEPENDS ON using innovative means of off-site THE AVAILABILITY OF advancements that have been made manufacturing to reduce disruption LARGE, CENTRALLY- by BTR, and its recognition in statute, through construction, and creating LOCATED SITES it is surprising that there is no specific attractive public spaces. ” use class for BTR. David explains; But how has the otherwise very BTR has undoubtedly grown partly “currently, planning authorities tend to well established property world as a result of the introduction and adopt their own approaches to planning responded to this new entrant? extension of permitted development requirements for BTR schemes but How does this ‘alternative’ product rights (PDR). According to the British there is a general feeling that legislation address the pressing issues that Property Federation, 30% of completed must move towards the standardisation the market faces, and has policy BTR homes have been delivered of planning requirements. It is widely BUILD TO RENT respondedBUILD sufficiently? through PDR.TO RENTbelieved that the establishment of a What are the In a Government consultation “Despite the fortuitous timing of dedicated BTR land use class would Planning and Affordable Housing for PDR,” says David, “one of the greatest enable local authorities to use their Build to Rent (2017), no fewer than 78% barriers to BTR investment and strategic planning powers to focus of respondents (and 97% of developers delivery is finding appropriate sites. delivery of privately rented homes implications for and investors) considered that Perhaps more so than other property more appropriately.” market failures were impeding the assets, the success of BTR depends So, is a new use class likely to development of BTR, and on the availability of large, centrally- come about any time soon? With that national policy intervention located sites.” the Government consulting on the the planning and was required. BTR schemes can suffer as a result of possibility of expanding and merging David Churchill is a partner inflexible planning regulations, David existing use classes, this appears at Carter Jonas and specialises in explains. “Policy requirements to deliver unlikely. “The lack of a use class could planning. He has advised on BTR three and four-bedroom units, and potentially work in favour of BTR,” development schemes from their inception planning rules that require a minimum David reflects. “While there is no and welcomes the fact that the of 35% affordable housing are stumbling separate planning use class or zoning, Government has now recognised this blocks. Local authorities must realise any suitable site could technically important product. that the benefits of BTR cannot receive bids from BTR developers. More “In the past year, we have seen necessarily be delivered alongside such generally, the lack of a clear definition industry? revisions in the NPPF which reflect stringent requirements. suits a product which has succeeded the importance of BTR, and the “Furthermore, BTR is a very different because of its ability to evolve publication of a Planning Practice financial model to build-for-sale, in and adapt.” Guidance (PPG) on BTR. This was which developers typically benefit Very little stands in the way of BTR widely seen as the Government from sales revenue throughout the development. While the market, the finally acknowledging BTR’s potential construction process. In the case of investment, the sites and the policy to address the housing crisis. The BTR, financial return does not start remain aligned in its favour, it shows no PPG requires that BTR is taken until the first property is let and this sign of declining. into account as part of Local Plan means that BTR cannot compete _David Churchill is a partner at Carter In a short space of time, the private rented preparation. It also establishes with build-for-sale on land acquisition Jonas who specialises in the promotion of sector has radically changed, with the majority Affordable Private Rent as a new and pricing. Yet this is not recognised large-scale projects in the housing, retail, of homes for rent in many cities across the class of affordable housing and in policy.” employment and major infrastructure UK now being built by private developers and sets a typical expectation of 20% BTR has been instrumental in sectors. From inception, David manages owned and managed by institutional landlords affordable housing provision in BTR exemplifying the benefits of modern the planning and EIA processes, through to under the Build to Rent (BTR) model. developments. Appreciating the methods of construction. “Modular detailed planning stages. Planning & Development INSITE Permitted development rights 15

review the Compulsory Purchase Order to create the number of new homes process, which could help speed up that the Government expects. But by FEDERATION OF regeneration of high streets. However, extending homes and creating annexes, MASTER BUILDERS contrary to the Committee’s conclusion we are providing work for the many 2018 RESEARCH: WHAT ARE THE that PDR risks undermining a local smaller, independent builders who don’t authority’s ability to plan for housing have the capacity to deliver new towns, delivery, we believe that streamlining or even cul-de-sacs, but are well placed WHICH OF THE the process for upwards development to take on smaller jobs. As much of our FOLLOWING DO above certain premises will help research has demonstrated in the past, YOU THINK COULD POSITIVES local authorities meet their targets, we can help solve the housing crisis BE POTENTIAL while maintaining a more rigorous by reducing barriers for small, local SOLUTIONS TO AROUND THE application process for other kinds of building firms.” THE HOUSING INCREASE developments. What we must avoid is SHORTAGE IN perfectly good space lying empty and THE UK? achieving nothing in terms of boosting HOUSING SHORTAGE the local economy or providing homes.” “COULD BE LESSENED The phrase ‘slums of the future’ THROUGH A MORE IN PERMITTED DEVELOPMENT has been used to describe residential RELAXED APPROACH TO PLANNING RIGHTS? conversions brought about through 33% PDR, but Brian dismisses this comment; ” Build more co-living developments “if someone, whether a commercial property owner or homeowner, “In the late 1980s, two-thirds of all spends £100,000 on an extension, it’s new homes were built by small local a considerable investment in a very housebuilders, and housebuilding was 31% valuable asset, it is hardly going to in step with demand. Currently SME Build more micro-homes The increase of permitted through a more relaxed approach extensions of up to a maximum of five create an eyesore.” housebuilders build less than one in urban areas development rights to planning,” explains Brian. “Over a storeys from ground level through PDR Extensions can also capitalise on quarter of all new homes and, as this (PDR) is the Brexit of quarter of respondents specifically in central urban locations. under-utilised sectors of the market, proportion has declined, so too has the the development world, identified an extension of PDR as “I’m encouraged by the visionary says Brian. “The housing shortage is capacity to deliver the homes we need. 31% arousing strong arguments the solution to the crisis, and in the approach that the Government has related to the skills shortage. We simply Reviving the fortunes of SME builders Build more granny flats both for and against, and other options selected – granny taken in increasing density of the don’t have enough housebuilders undoubtedly has a key role to play in flats, micro-homes and basement high street,” says Brian. “Essential to solving the housing crisis.” polarising groups within extensions – PDR has a role to play. breathing new life into our high street Yet, we cannot ignore the fact that the sector. While many In contrast, building on the Green is converting empty or underused the FMB survey identified co-living as 27% planners oppose PDR, Belt was the least favourite option. spaces above shops into new homes.” the most popular means of providing Extend permitted development rights the Federation of Master People are fed up of seeing large new houses. Why has the emphasis Builders is firmly in favour. scale identikit schemes on green shifted to extensions? “Because of Planning & Development sites and want to see greater density WE SIMPLY DON’T uncertainty in the market. Co-living Insite spoke to their chief in urban areas instead. Furthermore, “HAVE ENOUGH is popular and works well for certain 24% executive, Brian Berry. with high stamp duty costs and HOUSEBUILDERS TO communities, such as retirement Encourage more economic uncertainty putting CREATE THE NUMBER villages and large-scale PRS schemes multi-generational living people off moving house, many see OF NEW HOMES THAT in cities. In reality though, co-living In late 2018, the Federation of considerably more value in extending THE GOVERNMENT has eased off with the uncertainty in Master Builders (FMB) in its efforts their homes.” EXPECTS the economy.” There is a will but we are to address the housing crisis, asked Currently, planning permission ” lacking a way, at least until uncertainly 18% 2,000 homeowners across the is not required for single-storey rear The High Streets and Town Centres caused by the actual Brexit is removed. Excavate or convert more basements UK whether they felt there was a extensions of up to three metres 2030 report published by the select _Brian Berry is chief executive of the underneath existing properties housing shortage and if so, how deep (on terraces and semis), or committee for Ministry of Housing, Federation of Master Builders. Prior to best to address it. Two-thirds four metres (on detached houses). Communities and Local Government is his current position, Brian was Director believed that there is a shortage Temporary permitted development very significant, says Brian: “It includes of External Affairs at the FMB with and were asked to select which of rights double these sizes for a survey of MPs across all parties, of responsibility for UK and EU policy, public 17% seven options they felt could help extensions and it is thought likely which 90% recognise the potential of affairs and media relations. Before the Build on the Green Belt resolve it. that they will be made permanent. existing buildings to help solve the FMB, he worked at the Royal Institution of “Homeowners believe that the Additionally, reforms announced housing crisis. We were encouraged Chartered Surveyors (RICS), where he was housing shortage could be lessened in the Spring Statement allow by the Government’s commitment to head of UK public policy. Planning & Development INSITE Meet our team 17

HAVE YOU MET OUR LONDON Our Carter Jonas London development team has expanded significantly recently, led by three DEVELOPMENT TEAM? partners. So our Planning & Development Insite readers could get to know the members, we decided to ask each of them a question outside of their usual day job. They worked tirelessly on their answers. Do read on. Planning & Development INSITE Meet our team 19

GEORGE BARNES, PARTNER GUY INGHAM, PARTNER been at its location since 1538 and had My top three guests to a dinner to be partly rebuilt after the Great Fire The best place I have ever party would be… of 1666. Plus, you can’t fault the name!” visited is… “I had to get a little inspiration from I would have to say British Columbia in around the office to answer this JAMES STAVELEY, Canada. If you haven’t been, my question. You would not believe how ASSOCIATE advice is to hop on a plane right this many people said David Attenborough, minute. Our first stop was Banff in the he must be a busy man with all these The most embarrassing thing I’ve spring. The area is usually known as a dinner invitations flying around. OK, ever done in the workplace is… winter destination and for its winter so I’m going to start highbrow, but “Unfortunately, there are too many sports, but the scenery in the early it goes downhill fast. Bear with me. contenders for this answer, some of summer is breath-taking. We then First on my list is George Orwell. which you will never get out of me! travelled down to Vancouver via Lake He’s the author of my favourite book, The occasion which immediately comes Louise. At every turn there are mind 1984. I also can’t think of many people to mind occurred right at the start blowing and epic views to such a degree who would be more interesting to of my career, when I was completing that you become a little complacent talk to about the current state of the a summer internship. In true intern about the constant beauty around you. world. Securing second place is radio style (or as it was back then!), I was Am I sounding slightly poetic now? I SLIPPED, DROPPED presenter Simon Mayo. His voice sent to make the morning teas in the Perhaps I’m in the wrong industry! For From left to right: James Staveley, Rob THE TRAY AND Gwyther, Chris Hemmings, Balthazar has been in my ears for half my life. staff kitchen, which was located on the those who don’t know, Lake Louise “ Butcher, David Price, Olivia Cardale, Jon Pinkerton, Guy Ingham, George Barnes Someone who can talk knowledgably floor above my office. Stupidly, I then is made of melted ice from a glacier SHATTERED ALL THE about music and films, and spent years decided to try and make it back down that carries with it glacier silt or rock CUPS ON THE FLOOR interviewing the great and good on all the stairs holding a tray of ten cups. You flour. The sunlight that reflects off this ” manner of things is always going to be can guess the rest. I slipped, drop the rock flour gives the lake its spectacular entertaining company. Also, it would tray and shattered all the cups on the turquoise blue and green colour. It be good to throw a fellow Spurs fan floor. All of which is bad enough as it should be one of the Seven Wonders of the World, move a trip to the top of into the mix. Comedian Bob Mortimer is, however it got worse. Upon slipping, your bucket list! is taking my final spot. He’s just funny. I let out a very loud and spontaneous At my hypothetical drinks party, if ‘Oh s**t’. Alas, my senior manager was CHRIS HEMMINGS, JON PINKERTON, PARTNER Our London development standing at the bottom of the stairs. the conversation were to flow, which I DAVID PRICE, ASSOCIATE ASSOCIATE PARTNER team has extensive imagine it would do as the hypothetical After he had picked me up off the My childhood hero is… If I was London Mayor for It has to be Brazilian racing driver and experience of undertaking wine would be flowing, then we could floor, I spent the next two minutes red If I could take one thing to a the day… Formula One world champion, Ayrton all just sit back and listen to all the faced and apologising for my rather desert island it would be… financial viability reviews I remember reading an article in Funnily enough, I think my survival Senna. Actually, forget the childhood good stories I imagine Bob has. colourful language. Luckily he saw the and has completed in Time Out about 18 months ago where chances on a desert island would be bit, I think he has always been my hero, funny side. Oh well, at least I was a excess of 70 reviews, over memorable intern. Londoners had been asked this exact higher than some of the other members potentially still is. In my early twenties, BALTHAZAR BUTCHER, question. Their answers included of my team, although they may after saving up for quite a few years, 15,000 units, in the past GRADUATE SURVEYOR “encourage spontaneous tube singing”, OLIVIA CARDALE, SENIOR disagree. I should flag however, I am I bought a racing car in the hope of two years. These range “fountains of champagne and basing this assumption on the fact following in his footsteps. It seemed My favourite thing about SURVEYOR from relatively modest chocolate lions at Trafalgar square” and that I have watched a couple of series like a smart investment at the time London is… When I was younger I wanted schemes, through to “don’t allow Christmas promotion to of ‘The Island with Bear Grylls’, so I’m as my ambition was to be on the F1 “I know I shouldn’t say this as it is a to be… start in August”. All good suggestions, hardly Tom Hanks in Castaway. starting grid within five years. Sadly, I major applications. little cliché for the graduate in the team “A bus conductor on a Routemaster tube singing and chocolate lion’s Rolling with the untested statement realised very quickly that I lacked the Within London, they to mention, but one of my favourite bus. When I say this, most people think aside. However, I am now concerned that I have basic survival covered, my two vital ingredients needed to be a things about the big smoke is the old I wanted to drive the bus, however in predominately act for that my immediate answer to this one item would be a surfboard. I’m world class racing driver, money and pubs. I read a figure a little while ago my eyes, the conductor was a much public sector clients, which questions is a little unimaginative, imagining that this desert island is talent. My junior surveyor’s salary was which said there are roughly 3,000 pubs more appealing proposition. I always although essential. As my first decree, similar to Kauai, a Hawaiian island in insufficient to fund my aspirations ensures a key focus is on in London, including 219 pubs in the imagined myself in uniform, walking I would ensure that everyone working the Pacific Ocean, which is known for and perhaps more importantly, most securing the maximum City of London area alone. Personally, around the bus, chatting to people and in the Mayor’s office undertook its legendary surf. I’ve been and it’s of my competitors could actually drive selling tickets. Also, hanging around level and optimum mix of I can’t understand why anyone would development viability training to amazing, I could happily waste a faster than me. I have since announced on the open top deck if it was a nice affordable housing. have a staple local when there are so understand the pressures on viability. couple of years surfing away there my retirement from F1 and gone back summer’s day. Sadly, my dreams were many different places, many steeped Oh and I would also consider until I was rescued. It would to watching my heroes from the sofa. ended with the introduction of the in amazing history, to enjoy a pint or demolishing City Hall, it’s one of the certainly upstage my usual annual Luckily, it is a much cheaper and Oyster card. However, on my daily Pimms. My favourite discovery so far most inefficient office buildings in surfing spot of North Devon. safer option. has to be Ye Olde Cheshire Cheese on commute, I still enjoy the view from London. On the last point alone, I think Fleet Street. It has a fascinating past; it’s the top deck of the number 87.” I can rule out ever getting the call up.

Planning & Development INSITE Providing for cycling 21

The advantages of providing cycle the county council is responsible for Cambridgeshire, both of which also paths are clear for all to see. With transport and has put in place a Local have a Mayoral authority. the UN predicting that 60% of the Transport Plan which is supportive of So the problem would seem to be world’s population is due to reside cycling. The document sits alongside not so much about a lack of political PROVIDING in cities by 2030, global concern Oxford City Council’s Local Plan but will, but a failure in the political and about climate change, and on a more simply due to legislative procedures, funding systems for the will – national local level, issues with air quality, rather than political will, the Transport and political – to be realised. pressures on the high streets and Plan is not incorporated into the FOR CYCLING density requirements in relation to car Local Plan, and so it’s not part of the parking, there is a clear need for a more development plan. This procedural WHILE PROTECTED sustainable form of transport. failing is detrimental to cycling in BIKE“ ROUTES ARE Many new developments now Oxford, and particularly disappointing INCREASING, THEY provide safe and attractive cycle when I know of City councillors who REMAIN DISCONNECTED IS THERE A NEED paths, and commercial and residential are very supportive of cycling.” ” buildings are creating more storage for The lack of joined-up thinking The inability of political systems FOR A CLEAR PATH? bikes. But the vital link, the provision of on something seemingly so to deliver a vision is something that cycle paths on already established roads, straightforward seems surprising, but we have seen highlighted on a national is all too frequently missing. this is frequently the case, and yet more stage over the past few months. At common when the county council the other end of the spectrum, the is of a different political make-up to seeming inability of local planning THERE IS A CLEAR the district or borough council. So is authorities to simply deliver clear and “NEED FOR A MORE political tribalism also responsible for safe cycle paths is a victim of the same SUSTAINABLE FORM the inadequate provision of cycle paths? problem. It does raise the question OF TRANSPORT “In the case of a unitary authority, of whether a change in legislative As an associate in Carter Jonas’ Oxford ” this disconnect simply does not exist procedure is necessary if policy is not office and someone who cycles regularly, While protected bike routes are because the authority responsible for strong enough to become practice. Mark Utting is familiar with the benefits of increasing, they remain disconnected. transport is also responsible for the If so, will Whitehall, or Westminster, cycling, but also the current constraints. According to research by UK charity development plan. Similarly, areas have the inclination to force through Sustrans, in the six cities where data which have a Combined Authority change? “Bearing in mind the potential was available (Newcastle, Cardiff, frequently benefit from the vision of to address such major issues as climate Belfast, Bristol, Birmingham, Edinburgh the Mayor. Party politics sometimes change, air quality and road safety,” and Manchester), only 19 miles of has a role to play, but I would say it’s says Mark, “we would hope so. But protected bike lanes on roads are the two-tier procedure system which is changing the process of strategic physically separated from traffic and at fault.” planning is extremely complex. pedestrians. Which is just 0.2%. Cycling in London has increased “As an important first step, I think Unsurprisingly, the vast majority significantly following its prioritisation that all cities should appoint a Walking of people would like to see more cycle in the London Plan, which resulted in and Cycling Commissioner, they are paths introduced. Research, again by the creation of a Walking and Cycling clearly doing a great job in the cities Sustrans, found that although just 6% Commissioner. In the first six months that do have them.” of people currently commute to work, of London’s superhighway schemes, _Mark Utting, an associate based 75% would like to see more money which meant new separated lanes, in Oxford, has overseen planning spent on cycling infrastructure and the number of cyclists on the roads applications for a wide range of small, 78% support building more protected increased by more than 50%. The cycle medium and large residential and mixed- bike lanes. lane on Blackfriars Bridge carries an use schemes. He also provides planning Mark feels that the necessary astonishing 70% of the bridge’s rush- advice to a broad client base including provision of cycle paths is obstructed hour traffic. This improvement is being private landowners, developers and the by political procedure. “In Oxford reflected in Greater Manchester and public sector. Planning & Development INSITE Mental wellbeing 23

OVER-DEVELOPMENT CAN “LEAD TO OVER-STIMULATION” poor design can severely affect quality Cities network to promote healthy and of life. Over-development can lead to sustainable developments. In addition, over-stimulation. Neuroscience has researchers at Goldsmiths College have HOW shown that confronted with cluttered, instigated LondonMood, a study to messy or disorderly spaces, we are investigate how people feel in different more likely to produce the stress environments and neighbourhoods. hormone cortisol. Bright lights, traffic Thanks to considerable chaos, overcrowding and unwelcome research, developers can now draw noise all have an impact and can on a wide-ranging toolkit of DO result in us mentally retreating from methodologies to benefit mental this assault on our senses. health through planning: The opposite is also true; bland uniformity in design can result in FACILITATE POSITIVE under-stimulation. Open spaces, SOCIAL INTERACTIONS nature and regular physical activity Enable participation of people of WE benefit mental health. Yet high all ages in shared spaces density, an uninspiring concrete landscape and an over-dependence CREATE PLACES WHERE PEOPLE FEEL on either cramped public transport or SAFE AND CONFIDENT the car has the opposite effect. Also, Avoid dark corners, poor sightlines, living in close proximity to others concealed entrances and dead ends, but PLAN also over-exposed spaces does not always result in a strong, supportive community. All too often the opposite is true, REDUCE NOISE with those feeling forced to live in Introduce natural sound barriers and overcrowded areas often retreating avoid surfaces which amplify noise FOR from others and consequently suffering from loneliness. DESIGN DAILY ENCOUNTERS WITH NATURE LIVING IN CLOSE While large scale green spaces are of “PROXIMITY TO benefit, so too are smaller, incidental OTHERS DOES NOT encounters such as flower beds, water MENTAL ALWAYS RESULT IN A features and insect boxes, which can be STRONG, SUPPORTIVE experienced on typical walk to work COMMUNITY ” CREATE SPACES WITH A PURPOSE While building standards, including While attributing a green space to a health and safety measures, are specific use can result in limited appeal, WELLBEING? an established component of the space without a purpose can quickly planning and design process, mental become redundant. Green spaces for health has always been considerably play and hard landscaping for shared A recent government report Winston Churchill once observed, “We threat of schizophrenia than those On a very basic level, poor under-represented. Yet this is social occasions can considerably revealed that mental ill-health shape our buildings and afterwards, in rural areas. The report also states masterplanning can lead to rapidly changing. benefit community development, as can the ownership of the space is costing Britain an estimated our buildings shape us”. This alone that well designed environments have frustration. Anyone who has driven King’s College London has speaks volumes about the power a positive impact on mental health, around in circles on a new housing developed a smartphone-based by the community through its £99 billion a year, with over our industry has to transform lives. and calculates that, with two-thirds development or walked miles in the app, Urban Mind, to assess the day-to-day management 300,000 leaving their jobs Furthermore, a study by the Centre for of the UK population living in urban correct direction, only to find that relationship between nature in cities annually as a result of mental Urban Design & Mental Health recently environments, good urban design has the route is in fact a dead end will be and momentary mental wellbeing. SAFE SPACES health issues. Planning & found that those living in urban areas the potential to improve the wellbeing familiar with the sense of annoyance The University of the West of Consider safety in terms of crime, traffic, Development Insite asks if our have an almost 40% higher risk of of around 44 million people. So than poor design can create. England has worked with planning and, bearing in mind the increasing industry can play its part in depression, over 20% more chance of how can development contribute For those living in such consultancies, health authorities number of people with dementia, addressing this problem. developing anxiety, and double the towards reducing depression? communities, the negative impact of and the European WHO Healthy features to mitigate against getting lost Planning & Development INSITE Mental wellbeing 25

DESIGN IN INTEREST Create variety in lines of sight, public art and architectural detail to prevent boredom and encourage a natural interest in the community

DEVELOPING FERTILE MINDS Looking after a community garden or an allotment can improve self-esteem and a HOW DO WE INTEGRATE sense of wellbeing, in addition to strengthening communities. Furthermore, working together HEALTH AND WELLBEING on an allotment creates opportunities for people to be with others in an INTO DESIGN AND unthreatening environment DEVELOPMENT? NATURAL LIGHT IS A NATURAL REMEDY Consider the orientation of homes, including the provision of floor-to-ceiling windows where possible In 2018, British Land We take our surroundings for granted, planning approval system. This would finance. Combined with existing an area with health and wellbeing commissioned WPI yet they uniquely influence every be in return for investment which powers to introduce Business at its heart. As well as ensuring that COMMUNITY SAFETY Economics to research decision we make. From how we travel supports socially beneficial outcomes, Improvement Districts and/or development was focussed on mental Initiate traffic safety the impact of mental to work to whether we socialise, from like improved mental or physical health, business rate supplements, this could health and wellbeing, alongside growth, programmes, particularly for illness on the economy how safe we feel and our openness to alongside sustainable economic growth. provide vital finance to invest in this would provide greater control, vulnerable groups, including new ideas, to how healthy we are. And In turn, these locations would be more social infrastructure. certainty and speed of decision. and produce some well pedestrians and cyclists. over time, this quiet influence impacts attractive places to live and work. They We want to stimulate discussion, evidenced advice for Consider crime prevention our wellbeing. would also enable the coordination collaboration and new thinking which though environmental design, the property industry. Small changes to existing policies of planning across the range of areas THIS CHANGE results in excellent design becoming appropriate lighting and The report, ‘A Design for could help us realise this opportunity. needed to create truly successful “WOULD ENABLE mainstream in UK urban environments. Life’, highly recommends DEVELOPERS AND passive surveillance By updating its vision for Enterprise urban spaces, including transport links, POLICYMAKERS We have identified Enterprise Zones the introduction of Zones, the Government could help housing, social spaces, and green space. TO COLLABORATE, as the starting point from which we DESIGN-OUT DETERRENTS Urban Wellbeing Zones. create areas where people want to As part of plans for local areas to be FAST-TRACKING can change our national mindset TO ENJOYMENT OF THE Cressida Curtis, head live and thrive, as well as work and do able to retain 100% of business rates, REGENERATION regarding the importance of design, OUTDOORS of corporate affairs and business. This change would enable the Local Government Finance Bill ” but success relies on incorporating Initiatives to reduce pollution sustainability at British developers and policymakers to 2016/17 had allowed for local areas to health and wellbeing, which can only – whether noise, air, light or Land, explains more. collaborate, fast-tracking regeneration come together to form a new set of The Government could also be achieved with clear support from toxic pollution – will increase on areas which are currently conditional Enterprise Zones. However, these plans consider giving local areas a range of the public sector. residents’ inclination to benefit on investment, producing design that were shelved when the Bill fell through extra powers. This could be based on Over two thirds of us now live from fresh air and exercise contributes to community resilience following the 2017 General Election. the evolving experience of powers in urban environments. Using this and wellbeing. The criteria for establishing an provided to Metro Mayors to establish network of zones, we can ensure GREEN AND BLUE Currently, Enterprise Zones have Urban Wellbeing Zone would explicitly Mayoral Development Corporations best practice is shared and spread OVER GREY an economic focus. But economic ensure that mental health and and, more widely, the recent move to across the UK, improving future While it is expected that performance is only one element in wellbeing were a central focus of the establish New Town Development prospects for everyone. any new development will making an area prosperous. In the plans. The result would be areas that Corporations. These corporations _Cressida Curtis is head of corporate feature a significant proportion longer term, Enterprise Zones could people not only want to work and do tend to have a range of planning affairs and sustainability at British Land, of built-on land, the ‘green’ become Urban Wellbeing Zones to business in, but where they also want to powers, including the ability to make where she leads the company’s strategic (parks, gardens or woodlands) reflect the importance of wider factors live and prosper. compulsory purchases and to fast- sustainability programme, public affairs and ‘blue’ (rivers, lakes or in affluence, and in particular, the One major advantage of the Urban track planning applications. and corporate communications. Prior marshes) spaces that remain importance of design. Wellbeing Zone would be the power Urban Wellbeing Zones could to this, she has a decade’s experience of have the greatest potential to These zones would kick-start to retain business rates growth in the build on this approach by adopting a handling corporate affairs within the benefit mental health regeneration through a fast-track local area and leverage tax increment commitment to regenerate or develop property landscape. Planning & Development INSITE Coastal deprivation 27

partner at Carter Jonas. But whole- priority to arts, culture and the public facing these towns which require a well- scale regeneration is a considerable realm. “Every seaside town has a considered, holistic solution. undertaking, requiring significant unique character which is expressed The role of planning in capitalising amounts of money. in its architecture, however jaded. The upon the Stronger Towns Fund cannot “Past experience has shown best regeneration schemes build on not be underestimated. that the best regeneration projects the DNA of the place and, in doing so, - Colin Brown, partner, is head of the are those which are ambitious. create something unique. For example, Planning & Development division in the There is little point re-investing in nostalgia inspired the restoration of the eastern region. He has over 25 years of something which has already proven 1930s Labworth Café in Canvey Island planning experience. Colin has been involved ineffective. Regeneration involves and Turner Contemporary in Margate.” in all aspects of statutory planning from wholescale change, it involves Also, our masterplannning team were both a public and private sector perspective. entire communities and it replaces involved with the regeneration of Great poor quality with high quality. Yarmouth, Norfolk. The study produced The buildings which have a major an integrated physical and economic regenerative impact, such as the art- renewal plan which introduced a new deco Midland Hotel in Morecambe or station gateway, rethought the market the De La Warr Pavilion in Bexhill on place, improved town centre linkage, and Sea, are the obvious ones.” presented new strategies for parking, signage and street furniture. 85% 50% COASTAL TOWNS It is vital for future prosperity “FAILED TO ADAPT to attract the young. Towns such TO THE FAST PACE as Folkestone and Hastings now Shortly before a crucial substantially higher than average age OF CHANGE IN present a Bohemian image, attracting of the UK’s 98 coastal local of the ten British local Brexit vote in the Commons, amongst occupants. BUSINESS young people with cultural authorities have pay levels authorities with the And just as social change has developments, vintage furniture below the national average highest unemployment Theresa May offered a ” stalled prosperity, so has industrial Planning is the glue that holds shops and pavement cafés. (an average of £3,600 less are on the coast £1.6 billion funding boost decline. Northern towns such as together the essential elements of “Enhancing the public realm is per annum) to those regions which, Blackpool had prospered on the crest regeneration: employment, housing, not merely instrumental in uniting the Referendum had of the industrial wave, but as the the public realm and provision of a community, but can have other demonstrated, felt left the economy began to suffer, with health facilities. structural advantages. In Littlehaven behind. Bribe or otherwise, the industry in retreat, significant “From ensuring that businesses and Portsmouth, the new sea defences the Stronger Towns Fund was adverse impacts arose. On the other benefit from super-fast broadband, have become attractive features”, recognition on the part of the side of the country, local fishing to promoting the potential benefits says Colin. 26% 70% Government that emergency industries have been swept away by of off-shore energy, planning is measures were required. larger operations. the facilitator of change. In an REGENERATION economically disadvantaged town, “SHOULD HAPPEN The bleak picture painted by the Social TODAY, JUST we would want to look at expanding WITH A COMMUNITY, economic output per head of the small areas most Market Foundation report is a strong “250,000 PEOPLE the provision of skills in line with NOT TO IT is 26% lower in coastal affected by poor quality contrast to that of a century ago. HOLIDAY IN UK emerging sectors and prepare for ” communities housing are coastal In 1949, five million holidaymakers TOWNS incoming transformation. This “On this scale, partnerships are vital crowded on Britain’s seaside piers and ” requires a considerable amount of to success. Support is available from beaches. Today, just 250,000 people Not only have many coastal forethought and understanding, organisations such as Local Enterprise holiday in UK towns and, inevitably, towns failed to adapt to the fast not only of how the community Partnerships and Visit Britain, and KEY FINDINGS local economies reflect this slump. Jobs pace of change in business, but they can thrive now, but also how it can grants are regularly made by the Coastal OF LIVING ON are typically provided by an excess also face the combined threat of stimulate future growth. Communities Fund and through private THE EDGE, of small businesses and the work is coastal erosion and declining public “Ideally, much more could be businesses investment. But the most A REPORT BY unskilled, poorly paid and seasonal. transport services. done to exploit the potential of ports important partnership is with the THE SOCIAL The result is an oversupply of former So can a financial handout help and logistics, especially as transport local community. Regeneration should MARKET hotels, generally in poor condition address these problems, and what role routes change post-Brexit. And, in happen with a community, not to it.” FOUNDATION and with low economic values. Many will planning play in the solution? many cases, we should be looking to Wholescale regeneration does not (2017) have been converted into bedsits and “Where funding is available to improve transport links to the main come cheap: the Stronger Towns Fund attract a transient and often vulnerable help renew these communities, routes, including across the country.” could easily be absorbed by a single population. The health issues that planning will have a significant No regeneration project would community. Even more significantly, this presents are compounded by a role to play”, says Colin Brown, succeed without giving a high there are extremely complex issues Planning & Development INSITE Manufactured pods 29

Could the holiday industry move on from BUILT STRUCTURES

TO FUTURE PROPERTY “DEVELOPMENT WON’T BE BUILT, MANUFACTURED IT WILL BE MANUFACTURED PODS? ”

From post-war pre-fabs to shepherds’ huts for former prime ministers, off-site construction has moved on. Peter Edwards, a partner at Carter Jonas, discusses the Gone are the days when off- More recently, the UK holiday been bought by a wedding venue development of hospitality pods. site construction meant wobbly market has been transformed by the operator and is to be installed as a portakabins and micro homes exponential rise in the popularity bridal preparation suite. created from shipping containers. of yurts and shepherds’ huts. In the It is no coincidence that the Equally just as the pace of change near future, we expect to see luxury increased interest in modular has picked up, so has pods sited in locations specified construction coincides with a the desirability. by their guests. For example, a skills shortage in the construction Garden offices and studio secluded area with a fantastic view industry, demands for a reduction in pods are of increasing popularity, one week, or closely situated to construction waste and a need for especially as the cost of stamp duty accommodate groups of friends the increased speed and profitably. often exceeds the cost of the new next, perhaps with catering and The technological revolution is also room. A pod in the garden could also home entertainment pods as part of a factor, as robots and CNC- be used as a good Airbnb revenue- the temporary cluster. controlled technologies could be raising venture, while congested Unsurprisingly, pods are likely used in manufacturing. school sites could erect a new to be popular with event organisers Probably the greatest potential sound-proofed music room or light- too. In fact, a prototype unit benefit of pods is their ultimate filled art studio in a matter of days. designed by The Future Bureau has flexibility. This includes the ability to Planning & Development INSITE Manufactured pods 31

transport them, orientate them Where planning permission the wider opportunities offered by to the sun or shade, put them is required, various technical modular construction, especially in into storage when not in use, or assessments may be necessary terms of affordable housing. About reinvent them. to consider the impact of the Certainly the time has come to The planning situation is not development on, say, local ecology, ditch the pre-fab comparisons and straightforward, as owners may the landscape, heritage and highways. embrace the substantial benefits that THE FUTURE want to place pods in potentially It has been said that future modular construction brings. sensitive environments. However, property development won’t be - Peter Edwards is a partner at Carter BUREAU in some areas, the units could be built, it will be manufactured. While Jonas and a chartered town planner with sited on a temporary basis, for up to The Future Bureau is currently over 30 years’ experience. He provides 28 days a year, without the need for concentrating on the hospitality planning and development advice to planning permission. industry, it has one eye firmly on private sector clients.

Vistadais is the first product units can be clad in a variety of to be developed by The Future eco-friendly materials. Bureau. It has been designed Being transportable, the pods as a complete ‘off-grid, plug & can be used on a seasonal basis play’ luxury guest modular unit as, say, fishing or shooting lodges and could potentially operate during the relevant season, before in areas deemed unsuitable, too being moved elsewhere. The inaccessible or too expensive for adjustable, telescopic steel legs conventional structures. are tethered to the ground using The growth in overnight stays retractable piling screws which in the UK is creating demand for allow the pods to be sited on accommodation that outstrips uneven terrain – taking advantage current supply. With its off- of some spectacular locations grid capabilities and luxurious or providing unrivalled views of design, Vistadais provides the sporting events or music festivals: ideal solution for short break ‘a view with a room’. ‘experience vacations’ for the In the coming years, The Future increasing number of people Bureau will offer pods in a range of looking to be pampered in sizes, including a two-bed unit and unconventional locations. an ‘events’ option which could be Carter Jonas has been working designed with a larger entertaining with designer Ranjay Judge of area in place of the bedroom. The Future Bureau in developing The ability of pods to function the concept and function of off-grid is the result of lithium the pods and has provided battery units, roof-mounted strategic advice on planning and photovoltaic cells and water sustainability issues. storage, which can be topped up The pods are constructed by a bowser. Rainwater is recycled from highly sustainable, and used for toilets and irrigation recyclable and energy efficient around the site. Waste is collected materials. The prototype, which in sealed cassettes which can was recently on display at be removed weekly; with all the THE GREATEST POTENTIAL Futurebuild, provides a bedroom, services being readily accessible “BENEFIT OF PODS IS THEIR galley kitchen, living room, wet from outside the pod. room and balcony. At 38 sq m, Due to their high performance ULTIMATE FLEXIBILITY this compact unit comes with a insulation, the pods require very ” fully glazed front elevation and little heating, though many feature Tufeco insulated walls, roof and log burning stoves. On larger scale floor made of strong, thermally permanent projects, ground-source efficient and fire resistant heat pumps and wind power may recycled glass. Externally, the be suitable. Planning & Development INSITE Planning for rural housing 33

Recent research has shown that the unsustainable for development documents reviewed by the CLA average age of someone relocating from by carrying out mandatory housing determined that lack of public FOR TOO the city to the countryside has, for the needs assessments to improve transport, particularly to neighbouring “LONG, VILLAGES first time, fallen below 40. Village life the understanding of the rural villages with necessary services, made HAVE FALLEN is increasingly appealing to families housing crisis. communities less sustainable. This is looking for a healthier lifestyle, a sense “In practice, housing allocation reflected in the importance attached to INTO THE of community and more space. Also, to is a trickle-down process. Sites are the availability of bus travel. SUSTAINABILITY the increasing number of small business allocated to villages high up the Without recognising and adapting TRAP owners and homeworkers. settlement hierarchy, with remaining to the changes in 21st Century living, ” But while social trends demand more villages only able to utilise small-scale the planning system will only continue rural housing, the system is failing to infill development, redevelopment, to reduce the sustainability of rural deliver – and consequently rural house building conversions within existing communities. For too long, villages have prices remain out of reach for many, boundaries, rural exception sites or fallen into the ‘sustainability trap’ and further exacerbating the rural housing entry level exception sites to create have been left with too few options for crisis and, in some areas, a bucolic new homes. In many cases, the change. Technology has the greatest stagnation is taking place. unintended consequence is to change potential to achieve this and strengthen Tim Breitmeyer is the President the often dispersed layout, and with it the rural economy. of the Country Land and Business the charm, of so many of our villages.” Association (CLA). The organisation While many villagers are WHILE MANY recently produced a report Sustainable understandably opposed to large- “VILLAGERS ARE Villages – Making rural communities fit scale developments on their doorstep, UNDERSTANDABLY for the future, which demonstrates it shouldn’t be assumed that they OPPOSED TO that over 2,000 villages are unable to are anti-growth. Organic growth is LARGE-SCALE provide new housing because they are necessary to ongoing sustainability. DEVELOPMENTS ON technically classified as unsuitable for Most rural communities want to be in THEIR DOORSTEP, additional homes. a position to provide homes for young IT SHOULDN’T BE “The problem,” Breitmeyer says, “is families and to keep shops and pubs ASSUMED THAT THEY outdated sustainability assessments open, and bus routes running. ARE ANTI-GROWTH and a static approach to rural planning. Furthermore, the current system ” We researched the Local Plans of 70 lacks foresight. “Rather than simply “Our report was extremely well local authorities in England described assessing villages for the services they received,” says Breitmeyer. “Not only as “mainly rural” by the ONS, and found have now, the question we should from our members, who want to ARE WE that 2,154 villages are judged to be be asking is, what do we want those live in sustainable and vibrant rural unsustainable. In these communities, communities to look like in the next communities, but also from the wider CURRENTLY housing allocation, including the two decades or more, and how can public who recognise the need for delivery of affordable homes, is either we work to achieve this? The starting additional investment in broadband TAKING A highly restricted or not permitted.” point has to be the people who live and and mobile coverage. Local authorities The research found that Cornwall work there, and the future economy. must take greater account of access has the most villages deemed Future services and businesses will to services via the internet. Updating TWENTY-FIRST unsustainable, at 213, followed choose to locate in areas with robust sustainability assessments to capture by Wiltshire at 168 and Central and diversified economies. These areas this information could result in CENTURY Lincolnshire at 132. will then attract higher paid jobs more affordable rural housing for the The CLA investigated the settlement which will help reduce the indifference increasing number of people who hierarchy that local authorities use between house prices and salaries. appreciate the many benefits of country APPROACH TO when allocating development, which “While a strong economy is the life; and, in recognising genuinely scores villages against a range of only long-term solution to the rural sustainable villages, thus enabling them RURAL HOUSING? services and amenities. Only 18% housing crisis, there are steps that to prosper.” featured broadband and, as such, the need to be taken now to address the _Tim Breitmeyer, president of the A failure of the planning system to assess rural potential to work, shop and or order loss of young people to towns and CLA, manages a 1,600-acre farm in housing need based on changing social and prescriptions online was omitted from cities, the reduction in social capital as Cambridgeshire, and also contract-farms a technological criteria is leaving English villages the hierarchy. people are priced out of an area, and further 3,900 acres, growing wheat, spring trapped in the analogue age, according to the CLA. The CLA is calling on the the environmental cost of commuting.” barley, oil seed rape and sugarbeet. Tim Planning & Development Insite spoke to its president, Government to address the housing Public transport is a key issue. has been an active CLA member for more Tim Breitmeyer, about its revealing report. needs of those communities deemed The majority of the local authority than a decade. Planning & Development INSITE Passivhaus questions 35

must typically feature extremely These including additional space on social landlords’ income. Using high performance windows with allowances, increased building Energy Performance Certificate insulated frames, an airtight heights and fast-track planning. data from 25 housing providers, building fabric, ‘thermal Political will in the UK wavered, the research found a strong correlation bridge free’ construction with strong commitments based on between lower rent arrears, lower and a mechanical ventilation the Committee for Climate void rates and more energy-efficient Are we too system with highly efficient Change’s advice countered by the properties.” heat recovery. And all this must decision in 2015 to remove the The economic case differs in the be brought together, through commitment for all new homes private sector as meeting the exact passive for the design tool PHPP, to create to be zero carbon from 2016 Passivhaus standards can add 3-15% a comfortable and healthy onwards. But hopes were revived to the price of a new build. From a environment for the recently with the Chancellor’s developers perspective, Passivhaus building occupants.” announcement of a new Future can result in energy consumption Homes Standard from 2025. reduced by up to 75%. The benefits On a local level, political will of lower bills and greater comfort FRESH, FILTERED is more encouraging. “Several only advantage the occupants. “AIR IS PULLED IN cities and regions around the Therefore, there is a delicate balance FROM OUTSIDE UK are moving towards a zero to strike between the benefits and an BY MECHANICAL carbon goal for new housing. In increased cost. VENTILATION the last year alone, we’ve seen However, this may change as the SYSTEMS the Greater London Authority requirements on the private sector PASSIVHAUS? ” Zero Carbon Target implemented, increase, linked to the proposed “Local authorities are the Manchester Green Summit introduction of the Future Homes increasingly seeing the benefits and Springboard to a Green City Standard and the eventual return to a of adopting the Passivhaus initiatives, the Leeds Climate zero carbon standard. Standards” says Jon Bootland. Commission and many others. Jon Bootland is confident that “Camden and Norwich have Importantly, the Passivhaus Passivhaus can be delivered at produced developments of over 100 standard has recently been scale, but that political will is key Passivhaus homes.” Now, in addition included in the UK Green Building to unlocking this potential. “There to houses, there are increasing Council (UKGBC) Sustainable are examples throughout the world numbers of Passivhaus schools Housing Standards, and is showing that putting Passivhaus into comfort and energy use, including and university buildings, offices, recommended in UKGBC’s guidance legislation can work for developers. stringent airtightness, high levels hospitals, supermarkets, swimming for local authorities.” We are encouraged by the With the UK simultaneously seeking to build 300,000 of insulation and heat recovery on pools and many retrofits. achievement and momentum to date, homes each year, while reducing carbon emissions, logic the ventilation. Fresh, filtered air is But, whereas the UK is proud but if we are to get anywhere near would dictate a focus is on energy-efficient homes. pulled in from outside by mechanical to have achieved 1,000 Passivhaus CAMDEN AND our emissions targets for 2030, while But is it that simple? Planning & Development Insite spoke ventilation systems that warm it homes, Vancouver has more than “NORWICH HAVE undertaking such a huge house- to Jon Bootland, chief executive of the Passivhaus Trust. using heat recovered from the air doubled this figure in less than four PRODUCED building programme, we need more being extracted. Passivhauses are built years. So what can be done to speed DEVELOPMENTS positive political engagement.” with meticulous attention to detail up adoption in the UK? OF OVER 100 _ Jon Bootland is the chief executive of and rigorous design and construction “In Vancouver, the introduction PASSIVHAUS the Passivhaus Trust, which is the official Recent reports by the The Passivhaus standard provides according to principles developed by of a stepped energy code was HOMES body for promoting and protecting the Intergovernmental Panel on Climate an answer: an ultra-low energy, the Passivhaus Institute in Germany. pivotal. The code points to a ” Passivhaus standard in the UK. He is also Change (IPCC) have forecast that super-insulated building that requires Jon Bootland is the chief performance based on airtightness, “Social landlords have embraced Director of the Sustainable Development we have only a few years left to very little heating or cooling, and can executive of the Passivhaus Trust, an space heating demand and the Passivhaus standards because Foundation, and has helped to establish reduce CO2 emissions to levels reduce energy bills by 90%. Passive independent, non-profit organisation other features of the Passivhaus there is clearly social value in the Good Homes Alliance, the SHINE necessary to avoid a catastrophic rise heat sources – the sun, human which oversees the UK adoption of the standard. It provides a range of building energy-efficient housing,” network for sustainable healthcare in global temperatures. Buildings are occupants, household appliances and Passivhaus standard and methodology. allowable options which create an explains Jon Bootland. “For low- buildings, the Sustainable Traditional believed to account for almost half of the heat recovered via the ventilation As well as maintaining the integrity incremental improvement in overall income families, saving hundreds Buildings Alliance and the Alliance for those emissions. system-meet most of the heating of the Standard, the Trust aims to building performance. of pounds a year on the cost of Sustainable Building Products. Jon has So, as the UK plans to build demand and the remaining heat can promote Passivhaus as a highly “The city’s developers and heating is a huge bonus. Also, over 20 years’ experience in sustainability 300,000 new homes per year for the be provided by a tiny conventional effective means of reducing energy use contractors welcomed the code, there are direct financial benefits for the built environment, including next decade, it would follow that heating system. and carbon emissions. partly because Vancouver offered for social landlords. A report by previous roles at The Prince’s Foundation those homes should have the lowest This is achieved through a whole “To achieve the Passivhaus standard,” developers incentives for building Sustainable Homes investigated the and the Construction Industry Research emissions possible. building approach to occupant says Jon Bootland, “a building in the UK to the higher Passivhaus standard. impact of energy-efficient housing and Information Association. EGGS IT ALL DEPENDS ON THE BASKET

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